The difference between commercial and residential renovation
Commercial renovation isn't just 'bigger residential.' The code requirements are different: fire ratings, exit pathways, accessibility under BC Building Code Part 3, sprinkler requirements, commercial ventilation standards. The permit process runs through a different review stream, and the inspections are more rigorous.
The other difference is scheduling. A homeowner can live with some inconvenience during a renovation. A restaurant owner who can't open for three months might not survive. We plan commercial projects with that reality front and centre: phased construction, after-hours work where needed, and realistic timelines that account for the permit and inspection cadence.
Restaurant and food service renovation
Restaurant projects are some of the most complex commercial renovations because they involve every building system simultaneously: structural, mechanical, electrical, plumbing, gas, ventilation (including Type 1 and Type 2 hoods), fire suppression, and health authority requirements. In Vancouver, a restaurant renovation also needs sign-off from Vancouver Coastal Health before you can reopen.
We've done restaurant and food service build-outs in Metro Vancouver. We coordinate the permit applications (building, electrical, plumbing, gas, and health authority) as a single package rather than piecemeal, which prevents the delays that come from sequential approvals.
Office and retail tenant improvements
Tenant improvement (TI) work is the most common type of commercial renovation. A new tenant moves into a space and needs it reconfigured: new partitions, updated electrical, data cabling, lighting, flooring, and finishes. The scope can range from $40 to $80 per square foot for basic improvements to $120+ for high-end professional offices.
The key variable in TI work is the lease structure. If the landlord is contributing a TI allowance, the scope needs to be designed to that budget. We work with tenants and their landlords to scope projects that maximize the allowance and deliver a functional space without the back-and-forth that usually delays these projects.
Permits and scheduling for commercial projects
Commercial building permits in Vancouver and North Vancouver go through a more detailed review than residential permits. Expect 6 to 10 weeks for straightforward TI work and 3 to 5 months for larger commercial renovations with structural or occupancy changes.
We handle all permit coordination, including pre-application meetings with the city where required. For projects in the City of Vancouver, we also manage the development permit process when changes to the building exterior or signage are involved.